Planning board approves Embrace Pathways' special permit for Third Floor at 389 Main Street with parking conditions

The Malden Planning Board on June 11 granted a special permit allowing Embrace Pathways to operate an outpatient mental health clinic on the Third Floor of 389 Main Street, the board said after a public hearing and planning staff recommendation.

Bernard Gibbons, representing owner Albert Lee, and Gabriela Mello Muniz, CEO of Embrace Pathways, described the proposed operation and tenancy. Muniz told the board Embrace Pathways is a licensed outpatient mental health clinic that “provides talk therapy only. Our clinicians do not prescribe medication. We do not provide treatment for substance use disorder.” She said roughly 60% of the clinic’s services are provided via telehealth; the clinic also provides in‑school and in‑home services and serves clients age 5 and up.

Planning staff noted the property is in the Central Business zoning district; medical center uses require a special permit. The staff report described the Third Floor floor plan submitted with the petition, noted prior 2013 special‑permit history for light manufacturing in the same unit, and said the proposal creates no new dimensional or parking violations under the zoning (nonresidential uses in the Central Business district do not require off‑street parking). The staff report did flag operational issues the board should address: the private drive known as City Hall Avenue provides gated access to an on‑site parking area that the condo documents list as 13 spaces overall; the petitioner will receive four assigned on‑site spaces for staff use. Staff recommended conditioning the permit to limit use to the Third Floor and to mental health services, and to prohibit parking in unmarked areas, fire lanes and the right‑of‑way extending from City Hall Avenue to Ferry Street.

Board members asked how the clinic will operate, staffing and hours, parking logistics and whether the condo association supports the tenant. Muniz said the clinic’s busiest in‑person hours are typically late afternoon to evening; she stated the clinic operates Monday–Friday (8 a.m.–8 p.m.) with in‑person appointments mainly 4–8 p.m. and Saturday hours 9 a.m.–2 p.m. She said the petitioner will occupy only the Third Floor, will assign four on‑site spaces to staff and will purchase monthly garage parking for additional staff. A letter of support from Jay Landstein, identified in the record as a managing partner and one of the condominium association representatives, was filed and read into the record.

Concerns raised included unscreened dumpsters and informal parking and fire‑lane use behind the building; the petitioner and the owner’s representative said they would work with the condo association to address those issues. Planning staff recommended the board add language limiting the permit to mental health clinic or mental health service provider to prevent other medical center uses from occupying the space without an amendment.

Planning Board member Diane Chuha moved to grant the special permit with staff conditions as amended to specify “mental health clinic or mental health service provider.” Eric Henry seconded. The roll call vote passed and the chair announced, “Petition has been granted with conditions.”

The owner’s representative estimated a four‑to‑six month renovation timeline to obtain occupancy and said the petitioner will adhere to the state licensing and local zoning requirements. The board’s approval limits the authorized use to the Third Floor for mental health services only; any materially different medical center use would require an amendment to the permit and separate approvals.